Traffic concerns cited in denial of Crebilly Farm subdivision

WESTTOWN >> Traffic woes, roadway construction and the preservation of scenic views were major reasons for denying a conditional use permit for a 317-home Toll Brothers subdivision at 322 acre Crebilly Farm.

Following 11 conditional use hearings, township supervisors unanimously voted Dec. 28 to deny Toll Brothers the right to build as the Horsham builder had intended.

The 53-page Conditional Use Decision of the Board of Supervisors was released Monday.

Toll Brothers will have 30 days to file an appeal with the Chester County Court of Common Pleas.

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The court would review the evidence obtained during the hearings and it would be unusual for the court to ask for any new information or testimony from witnesses. The process might take up to a year and once decided by the court is subject to appeal by either party.

The board addressed the likely creation of “high density” development.

“Any protestants must present sufficient evidence to establish that there is a high degree of probability the use will cause a substantial threat to the community,” reads the decision. “Such evidence must be more than a mere speculation of harm.

“The adverse impact upon the public interest must exceed that which might be expected in normal circumstances.”

Supervisors maintain that the internal roadway network proposed by Toll Brothers was not consistent with the township’s Comprehensive Plan or zoning ordinances.

The township called for a two-way collector roadway to stretch from Skiles Boulevard, south across West Pleasant Grove Road, to Route 926. Toll would only need to construct the roadway from West Pleasant Grove Road to Route 926.

Toll didn’t satisfy the board that the road network would be “safe and efficient” and “fully coordinated with adjacent existing and future development.”

During about a year of conditional use hearings, traffic was likely discussed more than any other subject, especially regular backups at the Route 202 and Route 926 intersection, but also at Route 926/New Street, S. New Street/W. Pleasant Grove Road and Route 202/W. Pleasant Grove Road intersections.

Toll Brothers may not make traffic conditions worse following a full build out. While PennDOT intends to redesign the Route 202/ Route 926 intersection, the intersection would still earn a failing mark, or an “F,” after development.

According to the decision, a conditional use applicant must prove to the satisfaction of the board, “that the proposed use will not result in or substantially add to a significant traffic hazard or significant traffic congestion, and further requires the peak traffic generated by the development to be accommodated in a safe and efficient manner.”

Flexible design standards, or the preservation of scenic views visible from adjacent public roadways, must be considered.

Many of hundreds of residents who attended the hearings were in favor of preserving the site since it appears much like it did during the Battle of Brandywine on Sept. 11, 1777.

While the farm is not listed as part of the Brandywine National Historic Landmark District, “it is likely that Brandywine Battle action associated with Hessian troop movement occurred across the western portion of Crebilly Farm immediately before engaging Continental troops,” reads the decision.